31822 Mirela Anne Rd Unit #Lot 4F & 4E, Dripping Springs, TX 78620

***Seller Financing Available with 20% down, 5% interest (below market), Interest only payments,18 month term*** Discover 4.01 acres of commercial land in the rapidly expanding Hays County area, perfectly positioned just outside Dripping Springs ETJ and easy access to Bee Cave and Austin. This rare commercial development opportunity sits directly on the highly trafficked RR12, currently undergoing expansion by TXDOT to accommodate the area's substantial growth. With great visibility for signage and convenient accessibility, this property offers exceptional potential for a wide range of commercial or development ventures. Whether you’re looking to establish a business, invest in a well located land hold, or develop for future opportunities, this strategic location in the Hill Country’s booming growth corridor ensures lasting value. Seize the chance to secure premium real estate in one of Texas's most sought-after regions. Opportunities like this don’t last long – act now to position yourself at the forefront of Hill Country growth! • Outside of the Dripping Springs ETJ • High-traffic location with excellent visibility. • Situated in a rapidly growing area, ideal for businesses. • Flexible light, noise, and height guidelines – negotiable for your vision. • Close proximity to Austin, Dripping Springs, and Bee Cave.

Sitting on 4.01 acres along Highway RR-12 in the Dripping Springs just outside Dripping Springs, this commercial land parcel in Hays County captures one of the Hill Country's most active growth corridors. Highway RR-12 is currently undergoing Texas Department of Transportation expansion to handle regional development pressure, which directly impacts visibility and accessibility for this property in the 78620 zip code.

The location itself tells the story of where Austin's commercial expansion is heading. You're positioned between the booming Bee Cave corridor to the east and Dripping Springs proper to the west, with the Hill Country's tech and service sectors moving outward from downtown. The property sits outside the Dripping Springs ETJ, meaning zoning flexibility and negotiable height, noise, and light guidelines become advantages rather than constraints. This matters for anyone considering retail, office, light industrial, or mixed-use development. The direct Highway RR-12 frontage solves the visibility problem that kills most commercial ventures before they start.

The seller is offering financing terms that reflect confidence in the asset: 20 percent down, 5 percent interest (well below current commercial rates), with an 18-month interest-only period. That structure suggests they understand the development timeline and want an owner-operator rather than a speculator. For developers evaluating sites across the Austin metro, Hays County land prices still run 30-40 percent below comparable Travis County parcels, and accessibility continues improving.

Dripping Springs itself has shifted from a small Hill Country town to a satellite employment hub. Major employers have established presences along the Highway 71 and Highway 620 corridors. Schools in the area feed into Dripping Springs Independent School District, which serves the broader region including Bee Cave. The demographics skew toward growing families and remote-work professionals who chose rural property but need urban amenities within 20-30 minutes.

This parcel works for several development paths: a commercial anchor use that captures Highway traffic, a mixed-use development that combines retail and office, or a land hold while the RR-12 expansion accelerates surrounding values. The seller financing option removes traditional lender constraints, which matters in speculative commercial real estate. If you're exploring the outer rings of Austin's commercial expansion, you're looking at properties like this one. The growth trajectory is predictable. The access is proven. The financing makes the math work.